CONSERVATION AREA APPRAISAL BOROUGH OF RICHMOND UPON THAMES

ST JAMES’S AVENUE CONSERVATION AREA NO.82

Consultation Draft, November 2020

Note: Every effort has been made interest. Therefore, the omission of any process a more detailed and up to date to ensure the accuracy of this feature does not necessarily convey assessment of a particular site and its document but due to the complexity a lack of significance. The Council will context is undertaken. This may reveal of conservation areas, it would be continue to assess each development additional considerations relating to impossible to include every facet proposal on its own merits, on a character or appearance which may be ST JAMES’S AVENUE contributing to the area’s special site-specific basis. As part of this of relevance to a particular case. 1 CONSERVATION AREA NO.82 CONSERVATION AREA APPRAISAL LONDON BOROUGH OF RICHMOND UPON THAMES Introduction

PURPOSE OF THIS DOCUMENT The principal aims of conservation • Raise public interest and This document has been area appraisals are to: awareness of the special produced using the guidance set character of their area; out by Historic in the 2019 • Describe the historic and publication titled Understanding architectural character and • Identify the positive features Place: Conservation Area appearance of the area which should be conserved, Designation, Appraisal and which will assist applicants in as well as negative features Management, Historic England making successful planning which indicate scope for future Advice Note 1 (Second Edition). applications and decision enhancements. makers in assessing planning This document will be a material applications; consideration when assessing planning applications.

WHAT IS A BUILDINGS OF CONSERVATION AREA CONSERVATION AREA? TOWNSCAPE MERIT APPRAISAL The statutory definition of a Buildings of Townscape Merit (BTMs) A conservation area appraisal aims conservation area is an ‘area of are buildings, groups of buildings or to describe the special historic and special architectural or historic structures of historic or architectural architectural character of an area. interest, the character or interest, which are locally listed A conservation area’s character appearance of which it is desirable due to their considerable local is defined by a combination of to preserve or enhance’. The power importance. The policy, as outlined elements such as architecture, uses, to designate conservation areas is in the Council’s Local Plan, sets materials and detailing as well as the given to local authorities through out a presumption against the relationship between buildings and the Planning (Listed Buildings and demolition of BTMs unless structural their settings. Conservations Areas) Act, 1990 evidence has been submitted by Many other elements contribute to (Sections 69 to 78). the applicant, and independently character and appearance such as verified at the cost of the applicant. Once designated, proposals within a the placement of buildings within conservation area become subject Locally specific guidance on their plots; views and vistas; the to local conservation policies set design and character is set out relationship between the street and out in Chapter 4 of the Council’s in the Council’s Buildings of the buildings and the presence of Local Plan and national policies Townscape Merit Supplementary trees and green space. outlined in part 12 of the National Planning Document (2015), which The conservation area appraisal Planning Policy Framework (NPPF). applicants are expected to follow is an evidence base rather than Our overarching duty which is set for any alterations and extensions a planning policy document. out in the Act is to preserve and/or to existing BTMs, or for any This means that it is the main enhance the historic or architectural replacement structures. document for recording what is of character or appearance of the principal importance in terms of conservation area. character and appearance of each conservation area. However, the relevant policies are contained within the Borough’s Local Plan, specifically Chapter 4 ‘Local Character and Design’. Refer to the Council’s website for the latest Local Plan.

ST JAMES’S AVENUE 2 CONSERVATION AREA NO.82 CONSERVATION AREA APPRAISAL CONSERVATION LONDON BOROUGH OF RICHMOND UPON THAMES \ AREAS I I � I Conservation Areas \ D \ \ r,. ;, • CA82 . '•,.j Borough boundary �7

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BOROUGH London Borough of BOUNDARY Richmond upon Thames

SCALE 1:40,000 Scale 1 :40, 000 0KM ¼ ½ ¾ 0km 1;4 0MILES ¼ ½ Omiles Map showing Richmond Conservation Areas. Conservation Area 82, St James’s Avenue, highlighted.

1. Barnes Green 23. 45. Strawberry Vale 67. Parkleys Estate (Ham) 2. Green 24. Park 46. Rosecroft Gardens 68. Holmesdale Avenue 3. 25. Castelnau 47. Queens Road (Twickenham) 69. Sheen Common Drive 4. Richmond Riverside 26. The Grove 48. Amyand Park Road 70. Sheen Lane () 5. Richmond Hill 27. Lock 49. Crown Road 71. Fieldend (Twickenham) 6. Petersham 28. Broom Water 50. Sheendale Road 72. Hamilton Road 7. Ham Common 29. Belmont Road 51. Mortlake Green 73. Burlington Avenue and West 8. Twickenham Riverside 30. St Matthias 52. Avenue Park Road 9. Twickenham Green 31. Sheen Road 53. White Hart Lane 74. Defoe and Ruskin Avenue 10. Trafalgar Road 32. 54. Waldegrave Park 75. Oaklands Estate 11. Hampton Court Green 33. Mortlake 55. Kew Road 76. Madrid Road 12. Hampton Village 34. Model Cottages 56. Beresford Avenue 77. Gardens 13. Christ Church Road 35. Queens Road (Mortlake) 57. 78. Cole Park Road 14. Mill Hill 36. Kew Foot Road 58. Platt’s Eyot 79. Cowley Road 15. 37. High Street (Teddington) 59. Normansfield 80. King Edward’s Grove 16. Thorne Passage 38. Hight Street () 60. 81. Royal Road 17. Central Richmond 39. Blackmore’s Grove 61. Bushy Park 82. St James’s Avenue 18. 40. Pope’s Avenue 62. 83. Wick Road 19. St Margarets 41. Joanna Southcott Chapel 63. RoyaI Botanic Gardens 84. Broad Street 20. Lawn Crescentt 42. Mays Road 64. Sheen Lane (East Sheen) 85. Church Road 21. Cambridge Park 43. Strawberry Hill Road 65. Road (Hampton) 22. Park Road (Teddington) 44. Mallard Place 66. Richmond Road

ST JAMES’S AVENUE 3 CONSERVATION AREA NO.82 CONSERVATION AREA APPRAISAL LONDON BOROUGH OF RICHMOND UPON THAMES Statement of Significance

Summary of special • The setting of the conservation • Good examples of high-quality architectural and historic area is significant, with the spire detached and semi-detached interest of conservation area. of St James’s Church being a Edwardian houses on St. James prominent feature; Avenue, as well as smaller Arts • St James’s Church is a and Crafts-style properties significant building that has • Examples of large detached dating from the 1930s; been statutorily designated as and semi-detached houses in a Grade II listed building. Both Edwardian and Arts and Crafts- • Examples of original boundary the church, and its wooded inspired style; walls of a mock dressed stone; churchyard (with listed war • The spacings between houses • The greenery of large memorial) make a significant are generous in this area, landscaped front gardens, contribution to the character allowing for glimpses into well- mature street trees, and St of the surrounding streets, planted gardens, and adding to James’s Church churchyard, creating a focal point and the quality of the street; are all significant and enhance enhancing the green, open feel the leafy character of the area. of the area;

Mature street trees and in the churchyard surrounding St James’s Church create a leafy, green environment.

ST JAMES’S AVENUE 4 CONSERVATION AREA NO.82 CONSERVATION AREA APPRAISAL LONDON BOROUGH OF RICHMOND UPON THAMES Location and Setting

General character and plan seen from several view points between dwellings which affords form, e.g. linear, compact, within St James’s Avenue and views through to greenspace in well dense or dispersed; important the surrounding area. planted rear gardens. views, landmarks, open spaces, The buildings which make up the The leafy character is enhanced uniformity. wider area, including Park Road, have further by the expansive sense of large detached and semi-detached openness, with large mature trees The St James’s Avenue area is houses. These are predominantly seen along streets and at the end of dominated by the spire of of Edwardian and Arts and Crafts- long views. St James’s Church which can be inspired design, with a spaciousness

ST JAMES’S AVENUE 5 CONSERVATION AREA NO.82 CONSERVATION AREA APPRAISAL LONDON BOROUGH OF RICHMOND UPON THAMES Historical Development

Stages/ phases of historical which originally stood in an road leading from both Park Road development and historic isolated position on the outskirts and Windmill Road with a C-shape associations (archaeology etc) of Hampton Hill from the mid 19th to the centre; it was developed which may be influencing how the century. The tower and spire of the with larger detached and semi- area is experienced. church were added in the late detached houses constructed in an 19th century, which is likely to have Edwardian-inspired design. The area predominantly comprises been around the same time as The ends of the C-Shape were speculative housing development, the development of the extended east during the 1930s, similar to those which saw Hampton adjacent Vicarage. ending in circular cul-de-sacs with Hill expand during the early years A nursery and allotments behind more Arts and Crafts-inspired of the 20th century. The area can the church were developed in the houses, but of more modest status be divided into three main building 19th century, when larger dwellings than the original dwellings making phases. The oldest phase is around were also built along Park Road. St up this area. the St James’s Church (Grade II), James’s Avenue was originally a

1890s 1910s

1930s 1950s

ST JAMES’S AVENUE 6 CONSERVATION AREA NO.82 CONSERVATION AREA APPRAISAL LONDON BOROUGH OF RICHMOND UPON THAMES Historical Development

1

1. Nos 15-25, St James’s Avenue, 1908. 2 (Source: https://richmond.spydus.co.uk) 2. St James’s Avenue dwellings, 1930s. (Source: https://richmond.spydus.co.uk)

ST JAMES’S AVENUE 7 CONSERVATION AREA NO.82 CONSERVATION AREA APPRAISAL LONDON BOROUGH OF RICHMOND UPON THAMES Architectural Quality & Built Form

Dominant architectural styles, St James’s Church is a dominant terminating in pleasant views, the prevalent types and periods building in the area and its spire which, together with mature street of buildings, their status and can be seen in surrounding long trees, well-planted front and rear essential characteristics, distance views, particularly from gardens, enhance the character of and their relationship to the Park Road and St James’s Avenue. the area. topography, street pattern and/ The listed church with churchyard, Much of the estate is constructed or the skyline. Also important is the latter containing a listed war using local mixed London stock their authenticity, distinctiveness memorial, provides a green edge brick, but with front façades clad in and uniqueness of materials, to one side of the area, with the pebbledash and render. However, design, form, texture, colour etc.) mature vegetation from the railway some houses also have rendered line providing a green backdrop side elevations. Corner sites are to the other side of the area. This interesting, as the houses feature also contributes to the streets corner turrets.

St James’s Church. Pair of semi-detached houses with original detailing and materials

Streetscape with St James’s Church spire in background; Houses with decorative timber entrance porches and stone corner house with landmark turret and finial matching one on boundary walls facing entrance to St James’s Avenue. opposite corner.

ST JAMES’S AVENUE 8 CONSERVATION AREA NO.82 CONSERVATION AREA APPRAISAL LONDON BOROUGH OF RICHMOND UPON THAMES Architectural Quality & Built Form

Park Road also has larger dwellings Many properties retain original Views of rear garden planting can set within spacious and landscaped timber-framed windows, but be appreciated through visual gardens, providing the edge to the unsympathetic uPVC window and gaps between buildings; and make St James’s Estate. door replacements can also be seen a positive contribution to the in this area, with some houses also character and appearance of The 1930s dwellings along the displaying side roof extensions. the area. extended C-shape part of the road are of a later date than the main The original boundary walls are of development. However, they do a mock dressed stone, and many have similar proportions, scale and examples are still intact. The houses massing to the earlier Edwardian are set within spacious front and houses but are not as refined. rear gardens.

House designs feature stone boundary walls with timber gates The spire of St. James’s Church can be seen from within and hedges, gables and double storey bay windows. the estate.

House featuring elements which respond to corner site at House with decorative half timbering and bargeboard details. entrance to St James’s Avenue.

ST JAMES’S AVENUE 9 CONSERVATION AREA NO.82 CONSERVATION AREA APPRAISAL LONDON BOROUGH OF RICHMOND UPON THAMES Architectural Details

ST JAMES’S AVENUE 10 CONSERVATION AREA NO.82 CONSERVATION AREA APPRAISAL LONDON BOROUGH OF RICHMOND UPON THAMES Open Space, Parks, Garden & Trees

Private and public land, Given the larger scale massing, and within and on the outskirts of front gardens, trees, hedges grain of the area, the dwellings are the area, particularly along the and street greenery, parks, set back from the street and have railway which runs to the east. civic spaces their sense and landscaped front gardens which add There is also a large amount of contribution to the character to the leafy character, along with the vegetation within the churchyard and experience of an area. street trees. Many mature trees are of St James’s Church.

St James’s Church with churchyard in foreground. Street trees, boundary hedges and gardens define Park Road.

Mature street trees and front garden planting add to the green vista towards the railway line.

ST JAMES’S AVENUE 11 CONSERVATION AREA NO.82 CONSERVATION AREA APPRAISAL LONDON BOROUGH OF RICHMOND UPON THAMES Management Plan

PROBLEMS AND OPPORTUNITIES FOR Streetscene: PRESSURES ENHANCEMENT AND • Retain/ relay traditional paving • Loss of traditional architectural RECOMMENDATIONS slabs (ASP) and granite kerbs/ features and materials, and • Preservation, enhancement and channels; loss of visual gap due to reinstatement of architectural • Lamp and signpost columns unsympathetic alterations and quality and unity that is preferably should be repainted green-black; extensions; based upon historic evidence; • Other measures should accord • Loss of boundary walls and • Seek the reinstallation of with the guidance in the Public garden space in residential areas boundary treatment and front Space Design Guide. for hard standing, front lightwells garden planting alongside and vehicular parking and hard planning applications for surfacing; refurbishment and seek that any • Lack of coordination and lightwells are placed to the side poor quality of street furniture and rear of properties and that and paving; hard standing is reduced; • Poor quality and disproportionate • Preservation of visual gaps roof additions; between properties; • Use of poor quality products in • Coordination of colour and building works such as uPVC, design and improvement in roofing felt and GRP products. quality of street furniture and paving; • Improvement of highways conditions and pedestrian crossings, and rationalisation of existing signage and street furniture; • Seek to encourage good quality and proportionate design and better-quality materials that are sympathetic to the period and style of the building; • Ensure gaps between buildings are maintained, ensure views to the church spire are kept open etc.

ST JAMES’S AVENUE 12 CONSERVATION AREA NO.82 CONSERVATION AREA APPRAISAL LONDON BOROUGH OF RICHMOND UPON THAMES References and contributions

Text prepared by John Somers REFERENCES WEBSITES JS Conservation Management Historic England (2019) London Borough of Richmond Upon and Town Planning Ltd. in ‘Conservation Area Designation, Thames Local Studies conjunction with L B Richmond Appraisal and Management: Urban Design and Conservation. www.calmview.eu/Richmond/ Historic England Advice Note 1’ calmview/Accessed March/ Published by Historic England, All site photographs by J Somers April 2017 London. and LB Richmond Council. London Borough of Richmond Upon Thames (2017) ‘Hampton Hill Village Plan SPD’ Published by The London Borough of Richmond Upon Thames .

ST JAMES’S AVENUE 13 CONSERVATION AREA NO.82 CONSERVATION AREA APPRAISAL LONDON BOROUGH OF RICHMOND UPON THAMES

LONDON BOROUGH OF RICHMOND UPON THAMES Environment Directorate 2nd Floor Civic Centre 44 York Street Twickenham TW1 3BZ Tel: 020 8891 1411 Email: richmondurban.design@ richmondandwandsworth.gov.uk www.richmond.gov.uk Produced by Urban Design and Conservation Published 2020

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ST JAMES’S AVENUE 14 CONSERVATION AREA NO.82